REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN24-00318) for the Demolition of More Than 50% of an Existing 1,503 Square Foot Single-Family Residence to Construct a 2,296 Square Foot, Single-Story, Three-Bedroom, Three-Bathroom Single-Family Residence on a 6,802 Square Foot Lot at 422 Rosemont Drive.
Report
File No.: PLN24-00318
Location: 422 Rosemont Drive, a 6,802 square foot lot located on the east side of Rosemont Drive, approximately 321 feet south of Pruneridge Avenue; APN: 296-02-025; Zoned Single-Family Residential (R1-6L)
Applicant: Ramin Zohoor
Owner: Doug & Holly Mendez
Request: Architectural Review for the demolition of more than 50% of an existing 1,503 square foot single-family residence to construct a 2,296 square foot, single-story, three-bedroom, three-bathroom single-family residence and a 220 square feet one car garage.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The proposed project is in a residential tract consisting of both one and two- story single-family residence as shown in Attachment 4.
• The site includes an existing 1,277 square-feet one-story, three-bedroom, two-bathroom single-family residence with a 226 square feet one car garage. There is also an accessory structure and an attached pergola on site.
• The existing single-family residence is a non-conforming structure as it has a one car garage instead of the required two car garage per the R1-6L Zoning district. A previous permitted partition of the garage was done in 1969 (BLD1969-35340) rendering it legal non-conforming.
• Santa Clara Municipal Code Section 18.92.040A(1) allows for a maximum expansion of 1,000 square feet for an existing non-conforming single-family residence without requiring a two-car garage for the home.
• The proposal includes demolition of more than fifty percent of the exterior walls. Per the Santa Clara Municipal Code 18.120.020(E)(1), a wall is deemed “demolished” when its structure is removed or moved to another location or elevation on site, when the wall is enclosed behind newly constructed space, or when the exterior siding of the wall is removed.
• Per the Santa Clara Municipal Code 18.120.020(D)(7), the request requires Architectural Review approval through a Development Review Hearing.
• To accommodate the addition, the attached pergola, accessory structure in the rear (within the Public Utilities Easement and a tree will be removed.
• The existing one car garage will be converted to an Accessory Dwelling Unit (ADU) in accordance with Santa Clara Municipal Code Section 18.60.020(J), which is not subject to discretionary review.
• Per the Santa Clara Municipal Code Section 18.60.020(J)(5), no additional off-street parking is required for the converted ADU. If replacement parking is provided, it may only be located on the driveway leading to the previously required parking space.
• The result of the project will be a 2,296 square foot, single-story residence with three-bedrooms and three bathrooms with an attached ADU.
• The applicant proposes a contemporary architectural style with shed roofs and minimalistic geometry.
• The proposed construction will consist of new asphalt roofing shingles, stucco, and wood siding to match the character of the neighborhood.
• The project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o Building height and bulk is appropriate relative to the neighborhood.
o Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and are consistent with the architectural style of the building.
• The proposed project meets the required findings set forth in Santa Clara City Code Section 18.120.020(F).
• There are no active City code enforcement cases for this property.
• A neighborhood notice was distributed within a 300-foot radius of the subject site for this project review.
FINDINGS
Grant the Architectural Review approval requires, the following findings consistent with Zoning Code Section 18.120.020.F:
1) That any off-street parking area, screening strips, and other facilities and improvements necessary to secure the purpose and intent of this title and the general plan of the City area a part of the proposed development in that:
• The proposal is consistent with Santa Clara Municipal Code Section 18.92.040A(1) as the proposed expansion is within the allowed floor area for the expansion of a non-conforming single-family residence.
• The proposal is consistent with Santa Clara Municipal Code Section 18.60.020(J) and therefore no additional off-site parking is required for the project.
• The proposed parking space are not located in the required front yard or side yard landscape areas.
• The proposal provides areas surfaced with all-weather materials for vehicle parking.
2) That the design and location of the proposed development and its relation to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood, will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that:
• The proposed construction would not create any traffic congestion or hazards.
• The public streets are of adequate size to accommodate a single-family residence of this size.
• The proposed design matches nearby residence in scale and would not impair the desirability of the neighborhood.
3) That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that:
• The proposed project is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o Building height and bulk is appropriate relative to the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and consistent with the architectural style of the building.
o The new roof form is derived from those found in the existing residences in the neighborhood and increase the compatibility to the existing residence in the neighborhood.
o Roof materials, building materials, and finishes work in conjunction with one another and are consistent with the architectural style of the building.
o Architectural features of the proposed design are true to the architectural form and appropriate for the neighborhood.
o The proposed addition is consistent with the scale and design found in the existing surrounding neighborhood.
o Architectural features are used to reduce large expanse of blank walls which further harmonizes the development with the existing neighborhood.
o Portioned of the front façade will have wood siding to break the plain expanse.
o Trees and plants will remain in the rear yard to provide shade, soften the building, and improve the streetscape.
o Landscape is being used to adequately screen the outdoor open space and the line of sight to the neighbor’s private yard.
4) That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that:
• The project is subject to the California Building code and City Code requirements, which serve to regulate new construction to protect public health, safety, and general welfare.
5) That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division office. The policies and criteria so approved shall be fully effective and operative to the same extent as if written into and made a part of this title, in that:
• The proposed construction is consistent with the City’s Single-Family & Duplex Residential Design Guidelines (2014):
o The project would create a house design that is compatible in scale and character with the housing types that are typical in the neighborhood as the proposed design will have similar massing to the adjacent properties.
• The proposed construction complies with the R1 zoning districts development standards.
• The proposed construction complies with the intent of the Santa Clara General Plan and all its policies.
Conditions of Approval
Conditions of approval are proposed for the project and are contained in Attachment 1.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303 (Class 3 -- New Construction or Conversion of Small Structures), in that the proposed use consists of construction of new, small structures where only minor modifications are made in the exterior of the structure.
PUBLIC CONTACT
Public contact was made by posting the Development Review Hearing agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
A public hearing notice was mailed to property owners within a 300-foot radius of the project site on September 5, 2024. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Determine the project to be exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15303 (Class 3 -- New Construction or Conversion of Small Structures), and Approve the Architectural Review for the demolition of more than 50% of an existing 1,503 square foot single-family residence to construct a 2,296 square foot, single story, three-bedroom, three-bathroom single-family residence and a 220 square feet one car garage on a 6,802 square foot lot, subject to findings and conditions of approval.
Staff
Prepared by: Alex Tellez, Assistant Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Conditions of Approval
2. Project Data and Compliance Table
3. Development Plans
4. Vicinity Map